6614 Coleshire Dr · Dallas, TX 75232

$200,000

3 bd · 1.5 ba · 1,215 sqft · SingleFamily public records · 490 Days on market

Built 1965 8,494 sqft lot $165/sqft · 11% below area Est $224k · 11% under ↓ 20% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +12.4/15.0
• Cash flow +11.4/30.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 BED 2 BATH WITH GARAGE CONVERSION THAT COULD BE BEDROOM, DEN, HOME OR BUS OFFICE. OWNER CONVERTED BEDROOM TO MASTER CLOSET THAT CAN BE EASILY CONVERTED BACK TO BEDROOM. LAMINATE WOOD FLRS THROUGH OUT. SOME UPDATES IN KITCHEN. HUGE BACK YARD WITH 2 STORAGE BLDS. PER OWNER--ROOF, ELECTRIC, AND PLUMBING ALL REPLACED WITHIN LAST 2 YEARS. CENTRAL AC HAVE BEEN SERVICED AND REPAIRED.

Key facts

• Garage conversion
• Laminate wood flrs
• Master closet

Tags

• GARAGE CONVERSION
• MASTER CLOSET
• LAMINATE WOOD FLRS
• HUGE BACK YARD
• STORAGE BLDS
• ROOF REPLACED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-71 ($-852/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (9.6% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 2.3% in Dallas — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#24 in TX, #1,380 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: schools C-, crime F.
• Dallas ISD (urban): math 31% / reading 36% proficiency, ranked #559 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 100 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 490 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 490 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 9.2

CMA / ARV

• ARV (median comp): $224,362
• List price: $200,000
• Delta: -10.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
625 Midvale Dr	0.22mi	4/1.0 (+1)	1,178 (-3%)	2mo	$159,900	$136	76
612 Highcrest Dr	0.24mi	3/1.0	1,140 (-6%)	2mo	$180,000	$158	75
7207 Greenspan Ave	0.42mi	3/2.0	1,188 (-2%)	1mo	$175,000	$147	74
6946 Trailcrest Dr	0.19mi	3/2.0	1,327 (+9%)	3mo	$232,000	$175	72
7411 Greenspan Ave	0.53mi	3/2.0	1,188 (-2%)	9mo	$164,999	$139	62
420 Highfall Dr	0.46mi	3/2.0	1,152 (-5%)	9mo	$229,000	$199	61
821 Goldwood Dr	0.61mi	3/2.0	1,284 (+6%)	0mo	$239,000	$186	60
527 Goldwood Dr	0.64mi	3/2.0	1,119 (-8%)	7mo	$249,000	$223	49
721 Ivywood Dr	0.72mi	3/1.0	1,092 (-10%)	1mo	$130,000	$119	46
740 Goldwood Dr	0.63mi	4/2.0 (+1)	1,339 (+10%)	3mo	$239,900	$179	44
751 Ivywood Dr	0.72mi	4/2.0 (+1)	1,330 (+10%)	0mo	$235,000	$177	43
776 Goldwood Dr	0.63mi	4/1.0 (+1)	1,340 (+10%)	5mo	$215,000	$160	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.34×
• Total profit: $-36,832
• Equity at exit: $29,821

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-37,492
• Equity at exit: $17,292

Cash invested: $56,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75232

• Home prices YoY: -4.0%
• Active inventory: 100
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$368 /mo · $4,413/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-71

Break-even live

Break-even rent $1,899

Max offer price $187,455

Occupancy floor 99%

Sensitivity live

Price	-10% $42	-5% $-14	+0% $-71	+5% $-128	+10% $-184
Rent	-10% $-214	-5% $-142	+0% $-71	+5% $0	+10% $72
Rate	-1.0pp $30	-0.5pp $-20	base $-71	+0.5pp $-123	+1.0pp $-176

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Highcrest Dr Dallas, TX	3.0	1.0	1171	$1,675	$1.43	45d	1	0.38mi
7027 Coleshire Dr Dallas, TX	3.0	1.0	1178	$2,100	$1.78	5d	1	0.40mi
7207 Arborcrest Dr Dallas, TX	3.0	1.0	1149	$1,695	$1.48	16d	1	0.58mi
7704 Woodspan Dr Dallas, TX	3.0	1.0	1355	$1,700	$1.25	8d	1	0.79mi
1777 Westerham Dr Dallas, TX	3.0	3.0	1300	$1,795	$1.38	45d	1	0.91mi
7826 Overridge Dr Dallas, TX	4.0	1.0	1307	$1,650	$1.26	8d	1	0.93mi
7842 Overridge Dr Dallas, TX	4.0	2.0	1300	$1,650	$1.27	25d	1	0.96mi
7924 Silverdale Dr Dallas, TX	3.0	2.0	1180	$1,795	$1.52	25d	1	1.02mi
247 Cliff Heights Cir Dallas, TX	3.0	2.0	1166	$1,775	$1.52	8d	1	1.08mi
1336 Mill Stream Dr Dallas, TX	3.0	2.0	1290	$1,775	$1.38	8d	1	1.19mi
1320 Cleardale Dr Dallas, TX	3.0	2.0	1170	$1,999	$1.71	8d	1	1.26mi
7225 Harold Walker Dr Dallas, TX	4.0	2.0	1458	$1,975	$1.35	4d	1	1.26mi
8022 Genesis Dr Dallas, TX	3.0	2.0	1399	$2,000	$1.43	4d	1	1.31mi
7326 Harold Walker Dr Dallas, TX	3.0	1.5	1008	$1,650	$1.64	8d	1	1.32mi
8206 Willoughby Blvd Dallas, TX	1.0–3.0	1.0–2.0	901	$1,450	$1.61	45d	7	1.35mi
7324 Buford Dr Dallas, TX	3.0	2.0	1405	$2,011	$1.43	16d	1	1.36mi
704 Panola Dr Dallas, TX	3.0	2.0	1359	$2,030	$1.49	8d	1	1.47mi

Listing history 27 events

1. 2026-06-21
   days on market $200,000 Active 490 DOM
2. 2026-06-18
   days on market $200,000 Active 487 DOM
3. 2026-06-17
   days on market $200,000 Active 486 DOM
4. 2026-06-16
   days on market $200,000 Active 485 DOM
5. 2026-06-15
   days on market $200,000 Active 484 DOM
6. 2026-06-13
   days on market $200,000 Active 482 DOM
7. 2026-06-09
   days on market $200,000 Active 478 DOM
8. 2026-06-08
   days on market $200,000 Active 477 DOM
9. 2026-06-07
   days on market $200,000 Active 476 DOM
10. 2026-06-04
    days on market $200,000 Active 473 DOM
11. 2026-06-03
    days on market $200,000 Active 472 DOM
12. 2026-06-02
    days on market $200,000 Active 471 DOM
13. 2026-06-02
    days on market $200,000 Active 470 DOM
14. 2026-05-31
    days on market $200,000 Active 469 DOM
15. 2026-04-20
    price $200,000 381-char remark

    Show marketing remark (381 chars)

    3 BED 2 BATH WITH GARAGE CONVERSION THAT COULD BE BEDROOM, DEN, HOME OR BUS OFFICE. OWNER CONVERTED BEDROOM TO MASTER CLOSET THAT CAN BE EASILY CONVERTED BACK TO BEDROOM. LAMINATE WOOD FLRS THROUGH OUT. SOME UPDATES IN KITCHEN. HUGE BACK YARD WITH 2 STORAGE BLDS. PER OWNER--ROOF, ELECTRIC, AND PLUMBING ALL REPLACED WITHIN LAST 2 YEARS. CENTRAL AC HAVE BEEN SERVICED AND REPAIRED.

16. 2026-02-11
    status Active 381-char remark

    Show marketing remark (381 chars)

    3 BED 2 BATH WITH GARAGE CONVERSION THAT COULD BE BEDROOM, DEN, HOME OR BUS OFFICE. OWNER CONVERTED BEDROOM TO MASTER CLOSET THAT CAN BE EASILY CONVERTED BACK TO BEDROOM. LAMINATE WOOD FLRS THROUGH OUT. SOME UPDATES IN KITCHEN. HUGE BACK YARD WITH 2 STORAGE BLDS. PER OWNER--ROOF, ELECTRIC, AND PLUMBING ALL REPLACED WITHIN LAST 2 YEARS. CENTRAL AC HAVE BEEN SERVICED AND REPAIRED.

17. 2026-02-03
    historical Active Option Contract 381-char remark

    Show marketing remark (381 chars)

    3 BED 2 BATH WITH GARAGE CONVERSION THAT COULD BE BEDROOM, DEN, HOME OR BUS OFFICE. OWNER CONVERTED BEDROOM TO MASTER CLOSET THAT CAN BE EASILY CONVERTED BACK TO BEDROOM. LAMINATE WOOD FLRS THROUGH OUT. SOME UPDATES IN KITCHEN. HUGE BACK YARD WITH 2 STORAGE BLDS. PER OWNER--ROOF, ELECTRIC, AND PLUMBING ALL REPLACED WITHIN LAST 2 YEARS. CENTRAL AC HAVE BEEN SERVICED AND REPAIRED.

18. 2025-02-16
    listed $215,000 Active 381-char remark

    Show marketing remark (381 chars)

    3 BED 2 BATH WITH GARAGE CONVERSION THAT COULD BE BEDROOM, DEN, HOME OR BUS OFFICE. OWNER CONVERTED BEDROOM TO MASTER CLOSET THAT CAN BE EASILY CONVERTED BACK TO BEDROOM. LAMINATE WOOD FLRS THROUGH OUT. SOME UPDATES IN KITCHEN. HUGE BACK YARD WITH 2 STORAGE BLDS. PER OWNER--ROOF, ELECTRIC, AND PLUMBING ALL REPLACED WITHIN LAST 2 YEARS. CENTRAL AC HAVE BEEN SERVICED AND REPAIRED.

19. 2025-02-12
    historical
20. 2024-06-25
    price $220,900
21. 2024-05-09
    price $229,900
22. 2024-05-09
    status Active
23. 2024-05-09
    historical Active Option Contract
24. 2024-03-14
    price $219,900
25. 2024-02-12
    listed $249,900 Active
26. 2002-05-29
    soldstatus
27. 1992-06-24
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $4,413 · $368/mo
• Projected year-2 tax: $4,413 · $368/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,704
• − Mortgage interest: −$11,203
• − Property taxes: −$4,413
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$5,818
• Taxable loss: −$4,202
• Est. tax savings @ 24.0%: +$1,009
• After-tax cash flow: $156/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Dallas ISD
• NCES district ID: 4816230
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $42,881
• Composite: 28.41/100
• National rank: #6763
• State rank: #559 of 826 in TX

Livability — Dallas

• Score: 81/100
• State rank: #24
• US rank: #1380

Category grades

Amenities A+ Commute A+ Cost of living A- Crime F Employment C+ Housing A+ Health & safety A User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dallas, TX
• City population: 1,168,437
• Population (ZIP): 32,967

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 2,979,839 people
• By 2030: 3,191,823 · +7.1%
• By 2040: 3,619,611 · +21.5%
• By 2050: 4,026,915 · +35.1%
• By 2075: 4,957,073 · +66.4%
• By 2100: 5,508,725 · +84.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 49% Hispanic / Latino 45% Two or more races 20% White 5% Native American 1%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Serbian 1%
• Foreign-born: 17% · Canada
• Languages at home: 64% English-only · Spanish 35%

Political lean MEDSL · Dallas

• 2024 margin: Strong D (+22.2) · D 60.2% · R 38.0% · Other 1.8%
• 2008→2024 swing: +6.9pp toward D · 2008: 15.3pp · 2024: 22.2pp
• All cycles: 2024: D+22.2 2020: D+31.6 2016: D+26.2 2012: D+15.4 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.24%
• Current HPI: 389.7618
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-20.0% since first listed

13 events — show timeline

• 2026-04-20 Price Changed $200,000 NTREIS
• 2026-02-11 Relisted — NTREIS
• 2026-02-03 Contingent — NTREIS
• 2025-02-16 Listed $215,000 NTREIS
• 2025-02-12 Listing Removed — NTREIS
• 2024-06-25 Price Changed $220,900 NTREIS
• 2024-05-09 Price Changed $229,900 NTREIS
• 2024-05-09 Relisted — NTREIS
• 2024-05-09 Contingent — NTREIS
• 2024-03-14 Price Changed $219,900 NTREIS
• 2024-02-12 Listed $249,900 NTREIS
• 2002-05-29 Sold (Public Records) — Public Records
• 1992-06-24 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $4,413 · +3.2% YoY. Source: county tax records.